Updates and impact
The Renters Reform Bill: live updates
Published date: 17 May 2023
Last updated: 23 November 2023
Bronya Smolen
What does the Renters’ Reform Bill mean for private renters and landlords?
This live blog will tell you everything you need to know, as we scrutinise the bill’s every step, from the moment it is brought into parliament, right up until it becomes law.
Follow for live updates, explainers, opinions and ways you can campaign to ensure the Renters’ Reform Bill finally fixes renting.
Renters Reform Bill gets second reading
Published: 3 November 2023
The Renters Reform Bill was finally debated in the House of Commons on Monday (23rd October).
MPs gathered to give their views on the bill – a once-in-a-generation opportunity to deliver a fairer, more secure private rented sector.
With the ‘first reading’ being more of a formality, second reading was effectively the first chance for MPs to debate the bill and show their support for England’s 11 million private renters.
And it was a lively debate.
Read our full take on the MPs' debate.
Gove addresses the delayed Renters Reform Bill in Parliament
Published: 17 October 2023
Secretary of State for Levelling Up, Housing and Communities, Michael Gove, answered questions from MPs about the bill yesterday (16th October).
Responding to a question about when the bill would get its second reading, he said "soon."
Polly Neate, Chief Executive of Shelter, said:
The government’s failure to urgently progress the Renters (Reform) Bill is unacceptable. For the 540 people slapped with a no-fault eviction notice every day and given just two months to find a new home, being told there will be rental reform ‘soon’ is not going to cut it.
Passing the Renters (Reform) Bill would mean people can live without the constant threat of a no-fault eviction. It would reduce homelessness. And it would hold landlords who let out unsafe homes to account.
The government can no longer drag their feet and abandon England’s 11 million renters to the mercy of a broken system. It’s pivotal it keeps its promise to bring forward the Bill and make renting safer and fairer for everyone.
Parliament is back after conference season. What now?
Published: 16 October 2023
The government is back in Westminster today – so why has the Renters Reform Bill not come with them?
Rishi Sunak promised a “brighter future” in his conference speech. But there’s still no sign of that for renters.
He could have scheduled in the second reading of the bill for this week, but he hasn’t.
So what now?
The next parliamentary schedule is out this Thursday. We’ll be eagerly awaiting to see if the bill ’s second reading is on there.
Charities urge Rishi Sunak not to abandon Renters Reform Bill
Published: 16 October 2023
We have worked with 30 charities and non-profit organisations to urge the prime minister to pass a bill to ban “no-fault” evictions.
We organised an open letter to show just how far and wide the impact of bad renting reaches. And it’s all over the news.
Poor and insecure housing makes people physically sick, and has a well-documented, negative impact on their mental health. It limits people’s ability to contribute to their communities, engage in the labour market, achieve their goals and plan for the future. It causes social isolation and financial hardship, and traps people in cycles of poverty, struggle and uncertainty that are difficult, sometimes impossible, to break. These impacts are faced disproportionately by the already marginalised groups we represent and makes the work we do increasingly challenging.
Check out the media coverage for more.
Charities urge Sunak not to abandon Renters Reform Bill
Parliament is back next week - what does this mean?
Published: 31 August 2023
Summer is over and Parliament will be preparing to sit again on Monday (September 4).
This means business is back. And we’re urging the prime minister to stop dragging his heels and get on with delivering the Renters Reform Bill.
The longer the bill takes to pass, the more families will face the nightmare of losing their homes.
But the bill is nowhere to be seen in the parliamentary timetable yet. We’ll be keeping a beady eye on when second reading is scheduled.
Renters will have to wait until the autumn for the bill to progress.
Published: 13 July 2023
Today was the last day that the Government could have scheduled a date for the bill before Parliament finishes for summer. But it failed to do so.
Second reading is the crucial next step in the bill’s journey to becoming law.
Since the Renters Reform Bill was introduced, Parliament has finished early more than 10 times. There has been plenty of time to push this bill forward, so why has the government decided it’s not a priority?
Making this bill law could not be more urgent. In the last year there has been a 50% rise in homelessness due to Section 21 ‘no fault’ evictions. Every week, the numbers facing unfair eviction rises further.
Renters need to know that this bill is progressing, and want to see a timetable set for future stages, so we can see when these reforms will be passed into law.
While there are delays, families who have spent years creating homes, fostering communities, and building their future are being displaced at the whims of their landlords. Some are facing discrimination that makes finding a place to live feel impossible. And some are living in dangerous conditions, weary of predatory practices and landlords cutting corners.
The government cannot afford to delay this life-changing legislation any longer.
Where is the Renters Reform Bill?
Published: 4 July 2023
The Renters Reform Bill was introduced to Parliament on 17th May and started its passage to become law. The next stage it must pass through is called “Second Reading” where MPs debate the main principles of the bill for the first time. This usually happens two weeks after a Bill is first introduced, but it’s now been more than six weeks since the Renters Reform Bill was introduced and we still have no date for this important debate.
Why does Second Reading matter?
Second Reading is an important moment in the Renters Reform Bill’s passage through Parliament. It’s the first time MPs get to speak about what they think the legislation should do and the arguments MPs set out at this point shape the tone and content of the debates going forward. We want to make sure as many MPs as possible use this opportunity to speak up for renters’ rights
It’s also important because any delays to the bill’s passage through Parliament mean more delays to this crucial bill becoming law.
Time is running out
Parliament goes into summer recess on July 20th for six weeks, meaning time is running out for government to schedule a date for the Renters Reform Bill’s Second Reading. If they wait much longer, renters will have to wait until autumn for the next stage of the bill’s debate. For a bill as vital and as long-awaited as the Renters Reform Bill, delays like this are unacceptable.
The Leader of the House announces the government’s agenda for the week ahead on a Thursday morning. With only two Thursdays left for the government to announce a date for Second Reading before summer, we need to remind MPs why it’s so important this bill is not put on the backburner. Email your MP today and tell them why the Renters Reform Bill is so important and make sure the voices of renters are heard in Parliament
This week in Parliament: Debate on Mortgage and Rental Costs
Published: 28 June 2023
Yesterday in Parliament, the Labour Party used one of its Opposition Day debates to focus on rising mortgage and rental costs.
What is an Opposition Day debate?
Each opposition party has a certain number of allocated days in Parliament to hold debates on subjects of their choosing. Usually, parties will choose a subject which is politically salient, in the news, or use the debate as an opportunity to criticise a government policy.
What was debated?
The debate was well attended, with MPs speaking about the struggles their constituents are facing to keep up with rising mortgage payments and rising rents. Some MPs spoke about the fact that rising mortgage costs for landlords are often passed on to renters as rent increases – inflating rents and pricing people out of their homes.
Many other MPs spoke about the need for the end to section 21 “no fault” evictions, to give private renters more security in their homes, and the urgent need to uplift housing benefit so that it once again reflects the true cost of renting.
There were two Ministers from the Treasury that spoke in the debate, to set out the government’s position on the Labour Party’s motion. Both ministers spoke mainly about the government’s plans to support mortgage holders and the impact of inflation on homeowners. There was very little mention of support for private renters in either speech.
And where’s the Renters Reform Bill?
Another notable absence from both Ministers speeches was the Renters Reform Bill. The government has introduced legislation which will give renters more security in their homes, but despite the fact this legislation is here and ready to move through Parliament, we have yet to see a date for its Second Reading – the next stage it must pass through on its passage to become law.
Delays to getting this legislation through Parliament mean delays to getting it passed into law. With rents rising and many renters anxious about how secure they are in their homes, it is beyond urgent for the government to prioritise passing the Renters Reform Bill into law.
Can the bill make renting cost less?
Published: 22 June 2023
The average UK tenant now spends more than 28% of their pay before tax on rent, according to property portal Zoopla.
Rent takes up biggest share of pay for 10 years https://t.co/xraxXirBrh
— BBC News (UK) (@BBCNews) June 20, 2023
This is a stat that doesn’t surprise us. In the last year, there has also been a 30% increase in the number of clients that are coming to Shelter services in arrears with their housing costs.
People are paying through the nose for rent, even when the homes they pay for are falling apart.
How can the Renters Reform Bill help?
The bill currently proposes some changes in the law that could protect renters from costly, frequent moves and help them challenge unfair rent hikes.
It can also ensure that huge rent increases are not used as a back-door method of evicting tenants.
But for the solutions to have real impact, these proposals must be strengthened.
Protected periods
What are they? This is the length of time in which a landlord cannot evict a tenant after signing a contract.
What does the bill say about them? This period is six months long but includes a two-month notice period – meaning tenants could be served an eviction notice after just four months of signing a tenancy agreement.
Is this enough? We think that this period should be 2 years long. The government proposed 2 years itself when it consulted on these changes previously.
How does this help renters protect their earnings?
Increasing the protected period will help give renters more stability and certainty when signing a new contract, the time to build up funds to cover the high costs of moving, and ensure landlords see renting a home as a long-term commitment to provide a home for someone.
Rent increases
What are they? An increase to the amount of money a landlord demands for rent.
What does the bill say about them?
The bill restricts rent increases to once a year within a tenancy, with two months’ notice. As is currently the case, renters can negotiate (informally) a reduction to the suggested new rent or challenge a rent increase at a “First Tier Tribunal”. The Tribunal will determine whether the rent proposed is in line with the market rent. But this could also result in the rent being increased even further. Research by Citizens Advice found that only 1 in 10 renters who challenged their increase were successful last year. Meanwhile, over 300,000 private renters had to move out of their homes due to a real or threatened rent increase.
Is this enough?
The bill needs to do more to ensure tenants feel able to challenge the rent at Tribunal and set fairer limits on how much rents can increase by each year.
Right now, a landlord could increase the rent by a potentially very large amount if it’s in line with 'the market, and renters will be left in a difficult position to challenge it.
The government promised in its White Paper that it would legislate to prevent the Tribunal determining a higher rent than the landlord has asked for. However, it has not delivered on this promise.
What’s more, the bill should include more reasonable “indexed” limits to rent increases within tenancies, such as limiting increases to the higher of inflation or wage growth.This would mean rent increases can’t be big hikes in cost that push renters to need to find a new home.
Without further reform, extortionate rent hikes could become a new form of ‘no fault’ eviction, as there is little preventing landlords from increasing the rent beyond their tenants’ means.
How does this help renters protect their earnings?
Rent increases can be brought more in line with inflation and wage growth, making renting more affordable. And preventing Tribunal from determining an even higher rent can help renters feel more confident in taking a rent increase to tribunal, and negotiating lower rents.
Policy deep dive: How can the bill end income discrimination for good?
Published: 15 June 2023
The Renters Reform Bill has committed to making blanket bans against people who receive benefits directly illegal.
Several legal cases have already set a precedent that blanket bans are discriminatory, and therefore illegal, as they have a disproportionate impact on certain marginalised groups, such as women, Black and Bangladeshi households, and disabled people. Making blanket bans directly illegal will mean that it will no longer be necessary to belong to a protected group in order to challenge discrimination.
But what else needs to be done?
As well as blanket bans, there are other strategies that landlords and agents employ on a more informal basis to make it more difficult for low-income households to secure accommodation. The two most prolific tactics are asking for multiple months’ rent in advance, and requesting that the tenant appoints a guarantor to accept responsibility for any missed rental payments. To fix this, the government can:
prohibit the use of guarantors as a prerequisite for renting and to encourage landlords to take advantage of widely available insurance products as an alternative precautionary measure.
cap the amount of rent in advance that landlords and agents can request to a maximum of two months to give everyone a fair chance to secure a home.
recognise that, without robust enforcement mechanisms and better access to justice, any rights given to renters in the Renters Reform Bill won’t have the intended impact.
We have [published a briefing for MPs](address income discrimination by:) that dives further into how the bill can truly create a fairer system to renters.
This renter tell us their story about why the bill must tackle income discrimination
Published: 15 June 2023
Dave volunteers with Shelter as a Renting Champion - a group of private renters campaigning to fix renting. This is his story.
I’m Dave and I live in Woking, Surrey. I am in my fifties, have a disability, receive benefits, and have found that my circumstances make it even harder for me to find a home in the private rented sector.
I have had to find new accommodation twice in the last four years due to receiving section 21 eviction notices. In 2019, I actually ended up having to sofa surf for a few months. This year, I was within days of being evicted when by pure luck I found an agreeable landlord.
When searching for a place to rent, I have been told dozens of times: “sorry, the landlord would prefer a professional couple”. I have been told by every agent and landlord I have spoken to that a council bond is not accepted as a deposit, so I had to find £2,600 to move into my current flat. I have been told outright: “It is our policy not to take benefits without a guarantor”. These guarantors often need to be high-earners or homeowners – but I don’t know anyone that owns their own home. Being questioned on the details of your income is invasive, and having to stump up six months’ rent in advance is ludicrous.
I know case law already says blanket bans are unlawful and yet every agent and most landlords do it anyway. The most important thing from my point of view is removing the invisible barriers: intrusive questions, rent in advance and guarantor requests. I would welcome a scheme where a landlord can do a blind affordability check on a prospective tenant, negating the need for these barriers.
Dave’s testimony formed a crucial part of our briefing for MPs on using the Renters Reform Bill to end income discrimination, which was published yesterday.
Discrimination in renting: share this video
Published: 12 June 2023
Landlords are putting up unreasonable barriers, like asking for rent in advance or banning kids, to block renters from finding homes they can afford. This is perpetuating discrimination which the Renters Reform Bill must tackle.
We’ve made a video to highlight this injustice. But it’s time to see real change.
This wouldn’t happen on a bus. So why does it happen when trying to rent?
Income discrimination is unlawful and unjust – but millions of renters in England are at risk of this happening every single day. Want meaningful system change? Retweet our video to help make it happen. pic.twitter.com/jvqDx6WCu7
— Shelter (@Shelter) June 12, 2023
The government must introduce plans through the Renters Reform Bill that will truly end discrimination in renting. The bill has been published, but right now this detail is missing.
Together, we can make sure they use this unmissable opportunity to deliver a bill that:
makes it directly illegal to refuse to rent to people with kids, or who are receiving benefits
tackles unreasonable affordability barriers, such as rent in advance or unfair guarantor requirements
strengthens our rights and makes it possible to challenge discrimination legally
Watch and share our video today.
The more people who stand up to this injustice, the more we can pressure the government to fix it in the Renters Reform Bill.
How does bad renting impact LGBTQIA+ renters?
Published: 9 June 2023
Bad renting impacts us all – but people from marginalised groups, including the LGBTQIA+ community, are disproportionately affected by the failures of our housing system. This Pride Month let’s take a deep dive into the injustices faced by LBGTQIA+ renters.
If you’re from the LGBTQIA+ community, you’re statistically much more likely to have been impacted by the housing emergency than straight people. Shelter’s research found that gay and lesbian people are twice as likely as straight people to be discriminated against when looking for a home. And Stonewall’s research found that 1 in 4 trans people have faced discrimination when searching for a home.
When it comes to finding and keeping a roof over your head, LGBTQIA+ renters often struggle financially – statistically more so than their straight counterparts. Much of this can be attributed to high levels of family estrangement in the LGBTQIA+ community.
This situation is made even worse by the ongoing cost of living crisis. More than a quarter of LGBTQIA+ renters are constantly struggling to pay or falling behind on their rent.
Our broken renting system impacts some groups more than others and Shelter is determined to get all renters better security and rights in their homes – particularly renters most impacted by the injustices of the housing emergency.
Jargon Buster: Episode 1
Published: 7 June 2023
We know that housing lingo can be confusing. So can the language used in Parliament. We’ll be using the live blog every now and then to break it all down for you. Settle in for some serious jargon-busting!
Section 21 eviction – refers to section 21 of the Housing Act 1988 which allows for ‘no fault’ evictions, where landlords can evict tenants with just two months’ notice, without needing to give or have a reason. A section 21 notice can be served at any time after a fixed term tenancy has expired. The government first promised to abolish section 21 in April 2019. Under the Renters Reform Bill, this is finally set to happen.
Section 8 eviction – once section 21 has been abolished, landlords will still be able to evict tenants where there is a legal reason to do so. They will instead serve a section 8 notice, which requires the landlord to give a reason (or ‘ground’) for the eviction. Reasons covered by section 8 include: the landlord wanting to sell the property; the landlord wanting to move back into the property; or the tenant being in rent arrears. As the Renters Reform Bill passes through Parliament, we will be fighting to ensure that no loopholes for unfair evictions are opened up once section 21 is scrapped.
Fixed term tenancy – a tenancy agreement that runs for a set amount of time, normally six or 12 months. A fixed term tenancy ends on the date specified in the agreement and no notice has to be given by the landlord or tenant to end it. Under this system, renters can find themselves locked into a yearlong agreement on a rental that is poor quality or that they can no longer afford if their circumstances change. The Renters Reform Bill will replace fixed term tenancies with periodic tenancies.
Periodic tenancy – this means your tenancy is indefinite, it runs from period to period (e.g. month to month or week to week) and your landlord needs to provide a valid reason if they want to evict you. Under the new system, this type of indefinite tenancy will give renters much needed flexibility if their circumstances change. Coupled with protections against unfair evictions, they will also have more security in their homes.
Open ended tenancy – same as above!
Rolling tenancy – you guessed it, same again!
Shelter at Wide Awake festival: London’s renting crisis
Published: 2 June 2023
Now that the Renters Reform Bill has been published, we’ve been getting the word out to renters.
Last weekend, Shelter spokespeople Darayus and Reshima spoke at London based Wide Awake festival about the private renting crisis and what the government must do to fix it. We also shared some top tips for private renters about how to enforce their rights alongside Acorn, the tenants’ union. The discussion was chaired by Saskia O’Hara, legal caseworker and housing campaigner.
Today, Reshima shares some of her thoughts on the discussion and on the wider campaign for renters’ rights.
Private renters have been at the end of a raw deal for too long. But how did renting get so bad? We started the discussion at Wide Awake festival by talking about how we got to the current crisis we’re in, with a particular look at London.
A historic lack of social housebuilding in London and across England has meant that we have been losing more social homes through Right to Buy sales and demolitions than we have been building every year (in the last 10 years, less than 25,000 social homes have been built in London, while over 49,000 have been sold or demolished). A lack of genuinely affordable homes has pushed more and more Londoners into the insecure, expensive private rented sector – as well as into homelessness. Over 58,000 households are currently living in temporary accommodation in London and the waiting list for social housing in London is the highest it has been in a decade.
So the picture is pretty bleak. My colleague Darayus, one of Shelter’s housing rights advisors, gave out key advice to private renters in the audience struggling with bad conditions and rent rises – as well as what to do if you receive a section 21 ‘no fault’ eviction notice (you can also find advice for private renters on Shelter’s website, as well as template letters to write to your landlord or the council).
We then spoke about the Renters Reform Bill and what it will mean for renters once it is passed into law – if it is robust and focused on the rights of tenants. We finished the discussion on an uplifting note – by talking about positive stories where action from campaigners has led to real change, as well as the ways that renters can get involved in the campaign to make the Renters Reform Bill as strong as possible. I talked about how I feel hopeful about the growing movement of renters who are joining together to demand their rights. As the Renters Reform Bill makes its way through Parliament, it’s more important than ever that MPs hear from private renters in their constituencies – so we urged the audience to send their experiences of private renting to their MPs and make sure they know why it’s so important for this broken system to change.
And fortunately, Shelter have a very simple tool to allow you to do just that! Click here to write to your MP about the Renters Reform Bill today.
The Renters Reform Bill is 'intuitively popular'
Published: 1 June 2023
If you’re a renter, we don’t need to tell you how broken private renting is and why it’s so urgent that the government fixes it. We’re sick of living in damp, mouldy homes that make us ill, afraid to make complaints in case we are slapped with a section 21 ‘no fault’ eviction notice.
The good news is that reforming England’s broken private rented sector is also very popular with the public. Ipsos, the market research company, recently polled a representative sample of adults about the main policies in the Renters Reform Bill and described the reforms as 'intuitively popular'.
Ipsos’s poll found that 58% of the public want to see ‘no fault’ evictions abolished. Scrapping this unfair form of eviction is foundational to reforming the private rented sector. While section 21 is in place, private renters will never have genuine security in their homes.
The poll also found that 70% of people think it should be easier for tenants to challenge unfair rent increases. We agree – once section 21 evictions are no longer an option, unscrupulous landlords could use steep rent hikes to get rid of their tenants. The Renters Reform Bill must make it simpler and easier for private renters to challenge unfair rent increases.
You can read the whole thread on Twitter here and find out which other policy proposals are most popular with the public.
Is a landlord exodus really underway?
Published: 31 May 2023
The short answer: No.
In the run up to the Renters Reform Bill’s introduction to Parliament, stories warning of a landlord exodus have grown and grown. The aims were transparent. When similar reforms were promised in Scotland, there were many who argued it would cause landlords to flee the market, in attempts to deter the government from pressing ahead with reforms. We’ve seen it all before.
But what about the claims? Are they accurate?
News stories will often point to the lack of homes going up on sites like Zoopla or Rightmove compared to the numbers of people looking for a home to rent. Their stats show huge drops in the number of homes available to rent. But the extremity of this picture can’t be explained by droves of landlords leaving the market and the sector shrinking overall. The official statistics have never supported this.
The latest government statistics show that the number of “dwellings” (homes in other words) in the private rented sector actually increased by 11,000 between March 2021 and March 2022.
So what’s actually happening?
We know that tenants are staying in their homes longer (partly fuelled by more and more being locked out of homeownership and rocketing rents) reducing the number of homes available to let. At the same time, new households are forming, and people are moving back to cities after the pandemic pushed people to reconsider their living situations, increasing the numbers of households looking for a home to rent.
These individuals and families, searching for homes to privately rent, need safe, secure places to live. Renters need to know that the landlords that are in the market are fit for the role and are meeting the standards we should all be able to expect in our homes. But regulation has failed to keep pace with the growing private rented sector. Privately rented homes are much more likely to fail to meet a decent living standard, compared to owner occupied and social rented homes. And thanks to section 21 ‘no fault’ evictions, tenants are being turfed out without reason in huge numbers. That’s why it’s so important that a robust, tenant-centred Renters Reform Bill is passed into law as a matter of urgency.
Scrapping section 21 explained: What should it mean for renters?
Published: 30 May 2023
The Renters Reform Bill plans to ban section 21 ‘no fault’ evictions, which allow landlords to evict tenants with just two months’ notice, without needing to give or have a reason.
Renters know all too well why these eviction notices are a problem. They leave people with too little time to find a new place to live and means many are too scared to complain about poor conditions for fear of being served this type of eviction notice.
How would things change when section 21 is scrapped?
The bill proposes:
Ending fixed term contracts and making all tenancies periodic or open-ended tenancies. This means your tenancy is indefinite, and your landlord needs to provide a reason if they evict you. Fixed term contracts can lock renters into contracts they can’t afford or in places that are not suitable, so we support this. Indefinite tenancies give renters more flexibility if their circumstances change, while also giving them security in their homes.
landlords will still be able to evict on the grounds of persistent or severe rent arrears, or on the grounds of anti-social behaviour, and there will be updated grounds for when a landlord wants to sell, move back into the property, or move a family member into the property
a ‘no reletting period’ of three months after use of a landlord need eviction. This means a landlord can put their property back on the rental market after just three months of repossessing it on the grounds of wanting to sell or claiming to want to move back in.
Is this the change renters need?
This will be lifechanging for renters, but the bill cannot open up loopholes that allow unfair evictions to continue anyway.
To do this, we need the government to:
increase the ‘no re-letting’ period to 12 months. This would disincentivise landlords from falsely saying they want to sell, but then re-listing the home for rent just three months later.
ensure landlords are required to meet a high evidence bar to prove that their ground for evicting tenants is true
issue penalties to landlords who misrepresent evidence when repossessing a property on these new grounds
Re-write the bill’s proposals around 'antisocial behaviour', which currently could expose renters to unfair evictions once section 21 is scrapped – particularly as there is no minimum notice period for eviction grounds relating to 'nuisance or annoyance'.
What do renters think? Let’s hear from Michelle…
Published: 26 May 2023
I’m Michelle, one of the renters who set up an open letter to Michael Gove, calling for the Renters Reform Bill to be as strong as possible! I live in Cheshire and I have a couple of thoughts on the bill now it is in parliament.
I do think it’s a good thing this has now finally happened! One of the main issues renters faced was section 21 ‘no fault’ evictions, where landlords could evict you at any time, in my eyes for no real reason a lot of the time! Scrapping this will be lifechanging.
But I’m not happy that the government still hasn’t included its plans for tackling discrimination against people if you receive benefits, so estate agents can still unfairly refuse to rent you. This isn’t right. I’m one of those tenants and yet I can afford my rent! They need to keep their promise on this. In my opinion, although they are stopping landlords from raising the rent more than once a year, yearly rent rises are still too much, especially when there is no limit on how much it is increased by. Mine has gone up £100 every year for the 4 years I’ve been here. And soon I will have to look at moving (again!) with my kids, as I won’t be able to afford it here anymore.
So yes, it’s good the bill has been introduced, but there are still things that need to be strengthened and things that need to be added to it.
ACTION: Will you email your MP and ask them to turn up at the second debate?
Published: 25 May 2023
The second reading is when MPs will first debate the principles of the Renters Reform Bill.
We need as many MPs as possible to turn up to the debate and demand for it to be strongly focused on renters’ rights.
Your MP has a part to play in making sure the government keeps renters at the front of their minds when creating this law.
Use our easy tool to send your MP an email here.
They can call for the bill to:
- end all unfair evictions by scrapping section 21 and also making sure that new loopholes aren’t opened up for landlords to continue to unfairly evict tenants
- give tenants at least four months’ notice to find a new home if they are evicted through no fault of their own . For example, if your landlord decides to sell up or wants to move themselves or a family member into the property.
- end discriminatory affordability barriers that prevent already marginalised groups from renting homes they can afford
- create a national landlord register through the new property portal which will give tenants all the information they need to make an informed choice before entering into a tenancy agreement
HIGHLIGHTS: Westminster Hall debate on private renting
Published: 24 May 2023
This morning a small group of interested MPs met in Westminster Hall (the oldest building in Parliament) to debate the motion ‘That this House has considered regulation of the Private Rented Sector’. This debate would have been scheduled ages ago – but, given the lucky timing, the MPs had plenty to discuss…
Click here [09:31:30 - 09:34:02] to watch Dan Carden, the Labour MP for Liverpool Walton who originally applied for the debate, talk about the Renters Reform Bill in his opening speech.
Remember, you can always watch both live and archival video footage from Parliament using the parliamentlive.tv website!
WATCH: Westminster Hall debate on private renting
Published: 24 May 2023
A Westminster Hall debate is ongoing on the topic of “regulation of the private rented sector”.
Westminster Hall debates give MPs an opportunity to raise local or national issues and receive a response from a government minister.
We’re watching along and will report back with any highlights.
You can also watch the debate on ParliamentTV here.
What’s in our Renters Reform Bill briefing for MPs?
Published: 23 May 2023
At Shelter, we have been busy going through the Renters Reform Bill since it was published last week, and we’ve now produced a briefing for Members of Parliament setting out our take on the legislation so far.
We’ve sent this briefing to every MP in England, and you can read it here.
The briefing is a document that sets out the areas of the bill that we need to see strengthened, as well as some of the areas we’re really concerned about.
We’re asking every MP to call on the government to make sure the Renters Reform Bill:
Closes every loophole for unfair evictions once we finally get rid of section 21 “no fault” evictions.
Ensures that all private renters have genuine security in their homes by extending notice periods for renters and lengthening the protected period in new tenancies.
Prevents homelessness by preserving private renters’ right to access homelessness assistance from their council as soon as a possession notice is served.
Outlaws discrimination against renters with children and those in receipt of benefits. This is particularly crucial because this part of the bill hasn’t even been published yet.
Why do we write briefings for MPs?
MPs will have an important role in debating, scrutinising and amending the Renters Reform Bill, so it’s really crucial that they keeps renters at the forefront of their minds as they make these decisions. As well as hearing from Shelter and other organisations representing renters, MPs need to hear from you: their constituents! MPs are accountable to you and they want to hear your stories and experiences. If they know something matters to a lot of their constituents, they’re much more likely to speak up about it and turn up to important debates about it.
What happens next?
We’ve sent this briefing out because we want MPs and their offices to read our recommendations before the bill has its second reading. We don’t yet have a date for the second reading, but we’re expecting it in the next few weeks so it’s crucial we get our key asks in front of MPs soon. We’ll soon be asking you to join us in doing that too – so watch this space tomorrow for how you can get involved!
Second reading: What do we know so far?
Published: 22 May 2023
We’re waiting for a date to be announced for the second reading of the bill.
We know that this is unlikely to take place any time before parliament breaks for recess on 25 May (this Friday).
MPs return to parliament on 5 June – after that, we hope the second reading debate will take place as soon as possible.
At this debate, it’s vital that as many MPs as possible speak up to keep renters at the heart of this bill.
Why the bill must be amended to protect renters from homelessness
Published: 19 May 2023
There are lots of reasons to be optimistic about the Bill. It introduces some long-overdue changes and presents opportunities for development and improvement. However, there is a change that stands out as a particular area of concern:
In its current form, the bill risks undermining the government’s commitment to prevent homelessness and end rough sleeping.
Amendments to the homelessness legislation mean that private renters who receive a notice will no longer have the right to immediate help from the council if they are evicted from their homes and face homelessness.
How is this different from current laws?
Under current legislation, private renters are legally viewed as being threatened with homelessness if they’ve been served with a notice which will expire within 56 days. If this is the case, local authorities are legally required to take steps to prevent it.
Help offered by the council could include negotiating with the landlord to prevent court proceedings, for example, by helping the tenant sort out arrears or referring them to a support service.
Why is this a problem?
The bill’s amendments to the homelessness legislation mean the law no longer specifies when help to prevent homelessness should be available to private renters, following service of a notice. It’s left to the discretion of the council to decide when the person is threatened with homelessness within a 56-day period.
This could result in tenants who’ve been served notice being turned away by the local authority and told to come back when they have a date for a court hearing. This could waste precious time in which people could get vital assistance to avoid eviction, including help with defending possession proceedings, or finding a suitable alternative home.
How can the government address this?
The scrapping of section 21 will not fully neutralise the very real risk of homelessness following eviction. Given their focus on homelessness prevention, we hope the government will amend the Bill to make sure renters have a right to get help from their local council from the moment their landlord serves notice.
It’s vital the Bill aims to prevent homelessness, both via abolition of section 21 and by making sure private tenants who are at risk of homelessness receive early advice to prevent it.
What needs to be strengthened in the bill?
Published: 18 May 2023
The Renters Reform Bill is a big step forward for the millions of renters in England. But there are important parts of the bill that need to be changed before it is robust enough to genuinely make private renting safer, fairer and more secure for renters.
Firstly, notice periods are still only eight weeks long and need to be longer. When section 21 is abolished, landlords will still be able to evict their tenant if they want to sell up or decide to move themselves (or a family member) into the property. These grounds for eviction are new or amended “landlord need” grounds – and a landlord will only need to give eight weeks’ notice to use these grounds for eviction. We know that this is not long enough to find a new home for many renters, particularly in areas of high demand and high prices. We need notice periods to be lengthened to four months – to protect private renters against upheaval and to give people long enough to find a new place to live.
Secondly, renters need more protection when entering a tenancy agreement. In the new proposals, landlords will be able to evict their tenant if they want to sell or move into the property after an initial ‘protected period’ of just six months. This gives renters very little certainty that they won’t be forced to move again within a few months moving into a new home. If a landlord chooses to rent out their property, they should be clear that renting to someone is a long-term commitment. Private renters should have a protected period of two years at the start of tenancy agreements during which a landlord cannot serve an eviction notice unless the tenancy agreement has been breached. Six months is nowhere near long enough to give private renters the security they need in their homes – and the government itself initially proposed a two- year protected period when it first consulted on these reforms.
Thirdly, every loophole for unfair evictions must be closed. Section 21 evictions are a leading cause of homelessness and we cannot allow unfair evictions to continue to happen through the backdoor when it is finally scrapped. That means the new grounds for eviction must be watertight. In the current proposals, a landlord could evict a tenant because they claim to want to sell the property or move in, but after a “no let” period of just three months the property can be put back on the rental market. This leaves a lot of room for misuse and exploitation. We want the “no let” period lengthened to a year, with a high evidence threshold and punitive penalties for landlords who are found to have misused these grounds in order to unfairly evict their tenant. There has also been an expansion for eviction grounds for anti-social behaviour to include any behaviour “capable of” causing “nuisance or annoyance”. But what would count as this behaviour? We want to make sure the new grounds cannot be unfairly misused by landlords looking for an easy way to evict a tenant.
We’re still combing through the Renters Reform Bill to make sure renters are at the heart of the government’s proposals. But our number one priority is making sure homes are safe and secure for private renters once section 21 is finally abolished.
What’s the good news about the bill so far?
Published: 18 May 2023
The introduction of the Renters Reform Bill is a huge victory: just getting it to Parliament has been four years in the making!
The version of the bill that we saw published at First Reading is only a starting point though – it’s there to be amended. While there will definitely be plenty of that to do, there’s also lots to celebrate at the moment…
Section 21 ‘no fault’ evictions will be abolished. This means landlords will no longer be able to serve an eviction notice without a valid reason. Renters will have more security in their homes and be empowered to request repairs without fears of a “revenge eviction”. Landlords will still be able to evict tenants if they want to sell or move themselves or a family member into the property, and we need to make sure this is tightly regulated.
Fixed term tenancies will be replaced with open ended (or rolling) tenancies. This will mean renters cannot be locked into tenancies if their home is unsuitable or if their circumstances change, for example, if their relationship breaks down, if they lose their job, or they need to move to another area. In the current system, renters can find themselves locked into a yearlong agreement on a rental that is poor quality or in a state of dangerous disrepair, with a landlord refusing to fix it. Essentially, fixed term tenancies can be too rigid and lock renters into contracts that they can no longer afford or in places they no longer wish to be. The new system will give renters much needed flexibility, with protections against unfair evictions.
A new property portal will be created. All landlords will be required to register themselves to this publicly accessible database, which will give renters more information about a landlord and the condition of a property before they move in. It will also be used by councils to crack down on landlords who aren’t following the rules.
A new ombudsman for the private rented sector will be introduced. The government promises that this will give tenants a speedier resolution to grievances than the current system of going through the courts.
All private renters will have the right to request a pet. The landlord cannot unreasonably refuse this request.
These promises are great news for private renters up and down the country. But they are meaningless unless local councils are given the power to enforce them. So we need further detail from the government ASAP on how they are planning to give these measures teeth!
What’s coming soon in the bill?
Published: 18 May 2023
Not everything has been published in the Bill just yet. But that doesn’t mean that it won’t come later. The government has promised to legislate for other commitments that it has made “at the earliest opportunity”.
This is fairly normal, and basically means that as the Renters Reform Bill goes through Parliament, we can expect to see government amendments on the following issues:
A commitment to outlaw blanket bans against letting to renters with children or in receipt of benefits. The bill must stamp out discrimination against people on low incomes and families by ensuring landlords rent out their homes fairly.
An extension of the Decent Homes Standard to the private rented sector. This already exists in the social rented sector, but needs to be introduced for private renters so homes are safe and fit to live in. This should play a key role in setting a minimum quality standard for homes.
An expansion of council enforcement powers, including a duty on councils to report on their enforcement activity. We need the government to ensure that local authorities are adequately funded so that new regulations can be properly enforced. This means providing local authorities with adequate, ring-fenced resource and capacity to crack down on bad practice in the private rented sector.
What’s next?
Published: 18 May 2023
Over the coming months, the government will be working to turn what has been published of the Renters’ Reform Bill into what will finally be passed as law.
There will be months of scrutiny, amendments and additions. So as the bill makes its way through Parliament, they must keep renters at the forefront of their minds.
Our next few blog posts will look at what is great about the bill, what could be improved, and what we’re still waiting for.
Ready, set, go: It’s time for analysis
Published: 17 May 2023
At the same time as the Renters Reform Bill was formally introduced to Parliament today, the full text of the proposed legislation was also published online.
At Shelter HQ, it’s all systems go. Our Policy team are hard at work going through the bill with a fine-tooth comb. They’ll be checking that the legislation is strong enough to protect private renters, as well as identifying what’s missing – and starting to think about amendments that we can campaign for.
If you want to get stuck into the techy detail yourself, you can have a read here. Otherwise, keep your eyes peeled for a more digestible summary coming to the blog soon…
It’s official! Here’s the moment the Renters Reform Bill was introduced to Parliament
Published: 17 May 2023
Watch this clip of the Renters Reform Bill’s formal introduction to Parliament. At this “First Reading” of the Bill, only the title is read out by a parliamentary clerk. Debates on its content will commence in the coming weeks – this is called “Second Reading”.
📢 It’s official. This is the historic moment the #RentersReformBill was introduced to Parliament. pic.twitter.com/FAIY0XZ3d9
— Shelter (@Shelter) May 17, 2023
You’ll notice that in the video they say Second Reading will be tomorrow. False alarm! Ministers introducing bills will often say “tomorrow” when there is no date confirmed – this is just a way of placing the bill on the list of upcoming business. Ordinarily, there is at least a two week gap between First and Second Reading. With a parliamentary recess scheduled for the end of May, the earliest we can expect the Bill to return to the House of Commons will be the start of June.
There’s a long journey ahead, but the all-important first step has been made today! See our earlier post to find out what stages the bill has to pass through next.
What is the process for the Renters Reform Bill to become law?
Published: 17 May 2023
In a nutshell, once the bill has been brought forward to Parliament today, MPs and peers will scrutinise it and make important changes. They will then ultimately decide whether to pass it into law.
The bill has been introduced in the House of Commons, but before it becomes law both the House of Commons and the House of Lords will have a chance to have their say on the bill.
The long version of this process is:
First reading: The Renters Reform Bill is introduced to Parliament. This will happen today (17 May 2023), where the title of the bill will be read out. That’s all that happens at first reading.
Second reading: MPs debate the main principles of the Bill. A government minister will lay out the case for why the bill is needed, and this opens the debate MPs then make speeches setting out what they think the bill needs to do (or they might oppose it full stop). No changes to the law will be made at this point, but MPs do decide on whether to vote it through to the next stage.
Committee stage: This is when we get into the detail. The committee will do a line-by-line assessment of the bill. As this bill was introduced to the Commons, the committee is made up of MPs that reflects the political composition of the House as a whole. They can take oral and written evidence, to help them add, remove or make changes to clauses and different parts of the bill. It is an opportunity to table amendments, like the improvements outlined in our ‘What does the Renters Refom Bill promise to do?’ post.
Report stage and third reading: This is when changes proposed at committee stage are discussed and considered in the House of Commons. No amendments are possible at this stage. MPs have another say on what they think of the bill.
Later stages: Then the bill goes to the House of Lords, where it follows the same process of debates. Both houses need to agree on what is in a bill before it becomes law. This can create a stage of ‘ping pong’, where the bill is passed between each house to consider any amendments made by the other.
Royal Assent: For laws to pass in the UK, they still need the approval from the Monarch - and this is called gaining Royal Assent Once passed and rubber-stamped, it becomes law.
Should renters be happy with the announcement of the bill?
Published: 17 May 2023
Renters can be hopeful. If the government gets this bill right it will be a gamechanger. But it’s vital that the bill is as strong as possible. It must deliver genuine security for renters as it goes through parliament, and not create loopholes.
That’s why it’s so important that the thousands of campaigners who have stood up for renters so far keep making their voices heard.
Scrapping unfair evictions can dramatically increase tenants’ security, and the introduction of a robust property portal will drive up standards and allow tenants to check basic standards are met.
So, it’s pivotal that MPs keep the millions of private renters – who have been waiting years for these changes – front of mind as this Bill makes its way through Parliament.
We’re one step closer to fixing renting. Together, we can make sure any changes have security and fairness for private renters at their heart.
In stats: Why we need a strong Renters Reform Bill
Published: 17 May 2023
24,060 households were threatened with homelessness in England as a result of a Section 21 no-fault eviction in 2022 – this is 50% higher than in 2021.
Over 54,000 section 21 evictions claims have gone through court since Theresa May promised to scrap them in April 2019
3 in 4 (76%) private renters have experienced disrepair in the last year
Private renters who complain to their landlord, letting agent or local council are two and a half times (159%) more likely to be evicted than those who did not complain
45% of private renters say that worrying about how they will pay their rent is making them anxious or depressed
Here’s what Michael Gove says about the bill
Published: 17 May 2023
Housing Secretary, Michael Gove, is the man in charge of delivering the bill. He says:
This Government is determined to tackle these injustices by offering a new deal to those living in the Private Rented Sector; one with quality, affordability, and fairness at its heart.
Our new laws introduced to Parliament today will support the vast majority of responsible landlords who provide quality homes to their tenants, while delivering our manifesto commitment to abolish Section 21 ‘no-fault’ evictions.
This will ensure that everyone can live somewhere which is decent, safe and secure – a place they’re truly proud to call home.
What is the Renters Reform Bill?
Published: 17 May 2023
The Renters Reform Bill is a once-in-a-generation opportunity to finally fix private renting. Today (17 May 2023) it will be introduced to parliament.
Amongst other things, the bill promises to:
scrap section 21 ‘no fault’ evictions
create a property portal where landlords must register themselves
make it illegal for landlords and agents to refuse to rent properties to people who receive benefits or have children
But we need it to go further. To truly give renters the rights we need, it must:
End unfair evictions; as well as scrapping section 21 ‘no fault’ evictions, make sure that new backdoor loopholes aren’t made for landlords to still unfairly evict tenants
Give tenants at least four months’ notice to find a new home if they are evicted through no fault of their own
End discriminatory affordability barriers that prevent already marginalised groups from renting homes they can afford
Ensure the property portal (essentially a landlord register) is robust enough to give tenants all the information they need to make an informed choice before entering a tenancy agreement
The Renters Reform Bill will be introduced to Parliament today
Published: 17 May 2023
This bill is a once-in-a-generation opportunity to finally fix private renting. A strong bill would be a gamechanger, meaning tenants can live without fear their homes could make them sick, families feel able to put down roots in their communities, and worries about being unfairly evicted are a thing of the past.
Stay with Shelter’s Renters’ Reform Bill tracker for live updates throughout the day as more information on what is in the bill unfolds.
In the news: More people are becoming homeless due to Section 21 no-fault evictions
Published: 16 May 2023
The number of people being made homeless by landlords issuing no-fault eviction notices surged last year, new official figures show.
When did private renting get so bad?
Published: 11 May 2023
From the 1970s to the late 80s, private renting was the smallest housing tenure. More people owned homes, and there was more social housing. In 1978, almost a third (32%) of homes across England were genuinely affordable social homes provided by local authorities.
Spoiler alert: Things look pretty different today.
In 1988, a new Housing Act came gave us no fault’ section 21 evictions (slow clap). This was also the last comprehensive piece of legislation the private rented sector has seen. In the 35 years since this act, we’ve had bits of legislation here and there. But this has created a complicated, messy system that doesn’t give renters the protection they need. It’s only papered over issues.
Before 1988, private renting was often for people who needed flexibility or as a stepping stone to home ownership. But after the introduction of ‘buy to let mortgages’ in mid 1990s, the sector began to grow more quickly. Now, 19% of households are living in the private rented sector. This is nearly double the proportion in 1999.
It’s the only option for so many of us when house prices are so high, and there is a dangerous lack of affordable, social housing. The law has failed to keep up with this growth, and provide regulation for this now huge, competitive market. People are living in damp, mouldy, dangerous homes, too scared to complain in case they’re evicted.
This is why we need the Renters’ Reform Bill. Renters need the security and rights we deserve.